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HomeMy WebLinkAboutODELL BREWING CO. EXPANSION - MAJOR AMEND./REPLAT - 21-08 - SUBMITTAL DOCUMENTS - ROUND 1 - PLANNING OBJECTIVESproduction shifts. The additional employees will work the same two shifts, but on different days of the week. Therefore, the total number of employees with the addition of Phase-2 is 65. (v) Description of rationale behind assumptions and choices made by the applicant • Overall, this project will comply with applicable city standards to create a satisfactory addition to the City. • The City is uncertain at this point in time regarding the required cross-section for Lincoln Avenue ROW improvements; therefore, the applicant is proposing to proceed with an estimated amount for the improvements to be escrowed. The estimated escrow amount will not include design fees. (vi) Variances • Under separate cover, the Civil Engineer is submitting a variance request for the minimum distance between access drives on an arterial road. • A modification request was previously submitted and currently under review for the reduction of the 80' wide buffer yard to 40'. The modification letter also included a request to waive the requirement for the use of six-foot tall walls and/fencing to screen vehicular headlights. In both cases, an enhanced buffer is proposed with plant material screening and berming. (vii) How Conflicts Between Land Uses are Being Avoided • Landscape and buffer requirements will be followed to minimize conflicts between land uses and impacts on open spaces. The modification request relating to the buffer between Residential and Industrial use on the west property line proposes an enhanced landscape to equal or exceed the standard buffer requirements. (viii) Neighborhood meeting • With the proposed land use and building size, the project is subject to a Type I/Public Hearing so a neighborhood meeting is not required. However, a neighborhood meeting was held on June 18, 2008 and facilitated by BHA Design. Overall the project was supported and looked at favorably by the Neighborhood Meeting attendees. See attached neighborhood meeting comments. (ix) Project name and previous project names. • Odell Brewing Co. Expansion Statement of Planning Objectives Page 4 of 4 • Employees and vendors will access the site from the existing drive located at the southeast corner of the site. Although visitors may use this parking after hours or as overflow for large events, visitors will be encouraged to use proposed west parking area. • Trucks will access the proposed west loading docks from the proposed drive access on the southwest corner of the site. Visitors will also use this drive for access to the parking area. After delivery hours, overflow parking will be made available in the truck turning area. • Circulation patterns are not expected to change when the future Phase-2 building expansions occurs. • Accessible parking spaces are shown in both the visitor and employee parking areas on both sides of the building. • Pedestrian access is provided from parking areas to building entrances. • Bicycle parking is provided near the southeast entrance (employee) and southwest entrance (visitor) to the building. Wetlands and Natural Areas: • The entire site has been disturbed with development and other purposes such as overflow parking for large special events. • There are no existing wetlands on site. • A grouping of native and non-native trees exists west of the existing building. These trees will be removed and/or relocated along with the Phase 1 improvements. (iii) Proposed ownership and maintenance of public and private open space areas. • Odell Brewing Co. will be responsible for maintenance of all Lots and the private driveways into the site. (iv) Estimate of Number of Employees for Commercial and Industrial Uses Phase 1 • The Phase-1 Odell Brewing expansion project is being designed to accommodate 15 manufacturing employees per shift, and 25 office employees. On any given day, a total of approximately 40 employees will be needed. The manufacturing operations will occur 20 hours a day -5 days a week, and the manufacturing employees will be divided into 2 shifts; 5am-3pm and 3pm-lam. Additional manufacturing employees will be required to cover all of the weekly production shifts. The additional employees will work the same two shifts, but on different days of the week. Therefore, the total number of employees anticipated in Phase-1 is 40. Phase 2 • Upon completion of the Phase-2 building expansion the Odell Brewing facility will accommodate 25 manufacturing employees per shift, and 40 office employees. On any given day, a total of approximately 65 employees will be needed. The manufacturing operations will occur 20 hours a day -5 days a week, and the manufacturing employees will be divided into 2 shifts; 5am-3pm and 3pm-1 am. Additional manufacturing employees will be required to cover all of the weekly Statement of Planning Objectives Page 3 of 4 • Funds to be escrowed for future public improvements as required for the Lincoln Avenue frontage. • Traffic flow patterns within the property are designed to provide efficient circulation and to separate employee/vendor parking from visitor parking. • Bicycle parking is provided within the site, as well as connectivity to Lincoln Avenue bike lane. • See attached Hazardous Materials Analysis for a list of hazardous materials. • Development of the Phase-1 building expansion and parking lot is tentatively scheduled to begin in the winter of 2008 and finished in the spring of 2009. Development of Phase-2 will be determined by the market. (ii) Open Space, Buffering, Landscaping, Circulation, Transition Areas, Wetlands and Natural Areas Open Space: • The existing site includes open space at the southeast corner which serves as storm water detention. The Odell Brewing site is being designed with additional private open space near the southwest corner of the proposed expansion that will also function as detention. Open space is also provided along the west property lines. Buffering: • Buffering is indicated to screen parking and service areas from adjacent residential properties and from Lincoln Avenue. The property immediately north of the Odell Brewing Expansion site is anticipated to develop with similar manufacturing/office/industrial land uses. Enhanced landscape and earthen berms will be utilized along the west property line to screen the adjacent neighborhood from the proposed expansion. A modification request has been submitted to the City for a reduction in the land use buffer requirement from 80' to 40' and to waive the requirement for a 6' tall fence and/or wall. Landscaping: • The landscape design concept for the Odell Brewing Co. property has been driven by the location of the site, current uses and the existing residential neighborhood to the west. Native or adapted plant materials and bouldering will be incorporated into the proposed detention pond to create a site amenity at the new building entrance. We will meet the requirements of the City of Fort Collins, with the design intent of enhancing the architectural elements of the building and its surrounding spaces. • There will be two focal areas on the site, the primary one being the main entrance and proposed detention pond. The landscape in this area is to enhance the main view from Lincoln Avenue and to welcome guests to the new Tap Room entrance. The other focal areas will be the west residential landscape buffer. Circulation: • Primary access for the site will be from East Lincoln Avenue. Statement of Planning Objectives Page 2 of 4 Statement of Planning Objectives Odell Brewing Co. Expansion The proposed project includes an expansion of the existing manufacturing/office/tap-room (public use) facility to accommodate increased brewing operations through a Major Amendment of an approved development plan. In addition to the building expansion, proposed site and landscape improvements include an additional parking area, an enlarged shipping area, a detention pond, pervious hardscape and landscape enhancements. The existing building is currently located on Lot 1(1.94-acre east lot) and is proposed to extend into Lot 2 (1 .86-acre west lot) with a short section of asphalt pavement extending into the north parcel (15.88 acres). All three parcels are zoned Industrial and are owned by Odell Brewing Co. A proposed plat will create a single 3.8-acre project site by merging Lots 1 and 2. At this time a proposed access easement is to be dedicated through separate instrument to facilitate a truck turning area and overflow parking area into the north parcel. The site is located in the City of Fort Collins at 800 East Lincoln Avenue. Architecture The Odell Brewery Expansion is proposed to increase the current facility by expanding to the west. The production area expansion of 16,000 sf will include a new enclosed tank farm for fermenting tanks, an extension of the bottling line and warehouse and a larger cooler which will serve new truck docks. The administration addition is three stories. The 2330 sf 1 st floor includes reception, meeting room and office functions along with restrooms to serve the tasting room. The 3320 sf 2nd floor and 1408 sf third floor are office areas. The existing facility will have some interior remodel work done to enlarge the tasting room and move the main public entrance from the east to the west. A trellis covered walkway will lead from the new parking lot on the west to the new main entry. A future expansion will include additional fermenting tanks and a new brew house. Materials for the expansion will carry on the theme of masonry and pre -finished metal siding from the existing building with the addition of some wood siding as accent. The production area will be coated, textured concrete panels with some decorative patterning. The various gable -roofed forms on the south elevation will liven up the street fagade and larger expanses of glass windows will provide a more open feeling. In the production area, high windows allow natural daylight in those spaces. (i) Statement of appropriate City Plan Principals and Policies The proposed project is consistent with the City's Comprehensive Plan as per the following • Odell Brewing Co. expansion is being developed as a Major Amendment of an approved site development plan. The project will comply with City Code and will remain consistent with the current approved site development plan. • The property is located within the I zone district. Section 4.28(B) lists Commercial, Industrial and Public uses as a permitted use subject to administrative review. Statement of Planning Objectives Page 1 of 4